The I-66/Route 29 Sector Plan was initiated by the Board of County Supervisors to fulfill the goal of the 1998 Comprehensive Plan, which called for an in depth planning study of the area adjacent to the interchange of Route 29 and I-66. On of the considerations was to consider the economic significance of the I-66 corridor for Gainesville and Prince William County. A second consideration was to consider the impact of VDOT's planned construction of a grade-separated intersection of Route 29 with Linton Hall Road/Gallerher Road in conjunction with a Route 29 overpass of the Norfolk-Southern rail line.

DESCRIPTION OF THE SECTOR PLAN AREA AND SURROUNDS

The Sector is immediately adjacent to the Rural Area on its western border. Immediately to the east and north of Route 29 is the Conway-Robinson Memorial State Forest. Just east of the Forest is the Manassas National Battlefield Park. The Historic Town of Haymarket abuts the Sector on two sides.

There are major residential projects in the immediate vicinity. To the east is Heritage Hunt. To the north along Route 15 are Piedmont and Dominion Valley. Inside the Sector there are Greenhill Crossing and Somerset. South of Route 29 there are Lake Manassas and Virginia Oaks. Along Linton Hall Road there are several large residential projects. The aggregate of these various projects could yield as many as 18,000 residences.

EXISTING CONDITIONS

RESIDENTS RECOMMENDATIONS

1. Reduces retail development to a value that is commensurate with projections of future need.

2. Moves intense development away from the major intersection/interchanges in order to mitigate traffic impacts.

3. Reduces total number of residential units in the sector.

4. Introduces a new Land Use classification geared at creating a pedestrian-oriented Village-Center in which a mix of housing surrounds a small-scale mixed-use commercial core with adjacent transit access.

5. Introduces alternate means of access in the form of a VRE Station at the Village Center, and Omnilink to serve other neighborhoods and give access to the VRE Station.

6. Removes intense development away from the Route 55 corridor in recognition of the Historical significance of the Town of Haymarket.

7. Recognizes the cultural and historical significance of the Buckland Historic District and the Town of Haymarket and proposes significant measures to enhance them.

8. Introduces a Magnet School for science and the environment.

9. Provides for enhanced streetscapes for all of the major roads.

10. Mandates unified Community Design in any future design; a fundamental goal of this Sector Plan was to develop a plan that would provide maximum benefit to present and future residents, and to do so without displacing existing residents or causing economic hardships to existing residents or businesses.

11. The residents believe that this goal can best be achieved by recognizing that the greater Gainesville Area is an inappropriate location for intense development and consequently there can be no sustainable market for such development. Thus the residents propose a plan that is in keeping with the creation of "balanced" neighborhoods that can be sustained and that can, over time, grow into a "balanced community."

INTENT

The elements that make up the environment of a community are among the most important features that influence it vitality. Among these design features, architecture, landscaping, lighting and signage are a just a few of the more visible characteristics that can, if well planned and executed, engender a "sense of place."

CD-POLICY 1: CREATE A VIABLE AND ATTRACTIVE COMMUNITY WITH A SENSE OF IDENTITY COMMENSURATE WITH THE VILLAGE SCALE.

ACTION STRATEGIES:

1. Encourage a focal point that identifies the Gainesville community.

2. Develop design standards that support the community scope and village scale through:

a. Architectural guidelines to ensure compatibility of design and materials;

b. Signage standards to ensure compatibility of design and scale;

c. Lighting standards that do not impact adjacent uses.

3. Require site, building and landscape designs that result in the creation of safe and accessible pedestrian circulation and abundant neighborhood open space.

a. Encourage the use of public open spaces in the design of residential, commercial, employment, and mixed-use developments.

b. Provide safe and convenient pedestrian links and bike paths between various land uses within the Sector Plan area.

c. Encourage the consolidation of points of ingress/egress from developments to public rights-of-way during the site design process.

d. Encourage efficient internal vehicular circulation for commercial, employment and mixed use developments.

e. Encourage the use of ride-sharing and/or mass transit through the design of comfortable, safe and conveniently located facilities within the Sector Plan area and the availability of local bus service.

f. Minimize the visibility of parking for commercial, employment and mixed use projects by the design of parking located in the rear of buildings if appropriate, or through landscaping.

g. Encourage the creation of public open space such as sitting areas, raised planters, and public art displays.

h. Secure appropriate funding (TEA-21 funds, etc.) For streetscape improvements along major and minor arterials.

CD-POLICY 2: ENCOURAGE THE PRESERVATION OF THE UNIQUE PHYSICAL AND CULTURAL FEATURES OF THE SECTOR PLAN AREA.

ACTION STRATEGIES:

1. Encourage the use of clustering for residential projects to minimize land disturbance and allow for preservation of valuable existing vegetated areas.

2. Require the development of site plans that enhance the visual quality and natural/cultural resources that make an area distinctive.

CD-POLICY 3: SEEK TO ESTABLISH COMMUNITY DESIGN MEASURES FOR THE ROUTE 29 / LINTON HALL ROAD INTERCHANGE AND THE REQUIRED VDOT RIGHTS-OF-WAY.

ACTION STRATEGIES:

1. Encourage VDOT to replace overhead utilities with underground ones.
2. Encourage VDOT to use "community friendly" streetlight (poles and fixtures) within the project area.
3. Encourage VDOT to use unique building materials (brick piers, faux stone veneer, painted railings, etc.) on all over-passes and flyovers.
4. Encourage the incorporation of additional aesthetic features, such as landscaping and signage, as a part of the final design.

CD-POLICY 4: ENCOURAGE THE DEVELOPMENT OF PUBLIC AND PRIVATE COMMUNITY FACILITIES FOR THE ENJOYMENT AND CONVENIENCE OF LOCAL RESIDENTS. SUCH FACILITIES SHOULD INCLUDE:

1. A satellite county government center;
2. A community recreation center;
3. An emergency medical facility;
4. A senior citizen facility;
5. A community meeting space
6. Other public facilities addressed elsewhere in this Sector Plan.

CD-POLICY 5: IMPLEMENT LANDSCAPE STANDARDS AND HCOD REQUIREMENTS AS PROVIDED IN THE TRANSPORTATION PLAN OF THIS SECTOR PLAN.

INTENT

The Sector Plan area and immediate environs are rich in the cultural and historical resources that are valuable to a community that respects its past. From prehistoric history to American Indian presence along early trade routes, to early Colonial settlement in Haymarket, Buckland, and a Freed African-American community, to Civil War events, to the present, there is a wealth of resources to be considered.

The intent of the Cultural Resources Plan is to facilitate and encourage the identification and protection of the numerous unique cultural resources and the many remnants of the past that are still present and worthy of evaluation, protection, and documentation. Few of the remaining historic resources within the Sector Plan area have been evaluated to determine their significance and eligibility for listing on County, State, and National Registers.

OVERVIEW OF HISTORY AND HISTORIC RESOURCES

In the mid-eighteenth century, a new east/west tobacco road between Thoroughfare Gap and Quantico intersected the Carolina Road. William Skinker built the Red House Tavern at the crossroads about 1780. In 1798 he set aside a portion of this land as a town that became known as Haymarket from the large quantity of hay sold at the tavern for the racetrack. Haymarket is situated directly adjacent to the Sector Plan Area. The desire of town residents to recognize and value the town's history is evidenced by the village scale and atmosphere they have supported through their recent street and sidewalk improvements.

Gainesville began as a stagecoach stop known as New Stable, located where the old Shenandoah-Dumfries Road crossed the Warrenton-Alexandria Road. It was named after Thomas B. Gaines, a Welch property owner who sold a right-of-way to the Manassas Gap Railroad with the condition that all passenger trains stop there. By 1858 Gainesville had become the leading market town of the Middle Grounds, a shipping point for grain, timber, and stock. In 1862 it was described as a "small cluster of buildings," with about four buildings identified on Civil War maps. Gainesville is where the Unfinished Railroad, which was a prominent topographic feature of tactical importance in the Second Battle of Manassas, connected to the Manassas Gap Railroad.

The opening shots of the Second Battle of Manassas were fired just east of Gainesville at Brawner's Farm on the north side of Rt. 29. Some of the wounded were brought to Haymarket and 80 Confederate casualties were buried on the south side of St. Paul's Episcopal Church. Only three structures in Haymarket survived the Civil War.

Skirmishes and minor engagements occurred between Federal and Confederate forces within the Gainesville / Haymarket area at various times during the Civil War. Gen. Stonewall Jackson marched through the area with his troops on August 26, 1862 on his way to capture nearby Bristoe Station later that evening. There was a brief skirmish between J.E.B. Stuart and Federal cavalry in the vicinity of Haymarket on August 28, 1862 prior to Second Manassas. Confederate and Federal forces skirmished at Haymarket on June 21, 1863 as Lee's army moved north toward Gettysburg. Another skirmish occurred on June 25 when Stuart's army bombed a Federal wagon train passing through Haymarket.

Adjacent to the Sector Plan area to the west is the village of Buckland. In 1798, it became the first inland town chartered by the state General Assembly. Many of the buildings in Buckland date back to 1743 or earlier, giving the community a high degree of historic integrity. The Buckland Historic District is the only historic district created by the County. Archeological evidence of Native American inhabitance dating back to Early Woodland, early European encounter, Colonial inhabitance, Civil War, and daily living from the late 1800's to the present have been found within and adjacent to the Historic District and around the intersection of Routes 15 and 29. Buckland's mills were a target of both sides during the Civil War. The most famous Civil War engagement at Buckland occurred on October 18, 1863. It became known as the "Buckland Races." A portion of the site of the engagement lies within the western portion of the Sector Plan area.

There was an African-American village within the Sector Plan area known as The Settlement where former slaves established a community for themselves. Life in such communities was centered around churches and schools. The Mt. Pleasant Baptist Church established in 1877 and built in 1889 still stands on the north side of Rt. 29 and remains an active institution. There are two school sites on the south side of Rt. 29, the 1st Mcrae School and the 2nd Mcrae School.

Gainesville survived as a farming community in the early part of the 20th century and a major cattle shipping point through the early 1960's. Many pre-Civil War homes were still standing in Gainesville in the 1950's. However, most of those structures no longer stand. Woodlawn (circa 1780-1790, 1800, and 1830), Gainesville United Methodist Church and the Methodist parsonage (circa 1880), Hillcrest Farm (1903), North Fork steel truss bridge (circa 1920), the Gainesville Elementary School (circa 1935), are reminders of the area's historic past. At least five cemeteries are located within the Sector Plan area.

CR-POLICY 1: THE FOLLOWING ACTION STRATEGIES SHOULD BE IMPLEMENTED TO STRENGTHEN THE CULTURAL RESOURCES PLAN'S POLICIES OF IDENTIFICATION, PROTECTION, AWARENESS, AND PRESERVATION OF CULTURAL AND HISTORIC SITES WITHIN THE SECTOR PLAN AREA.

ACTION STRATEGIES:

1. Survey, identify, and catalog historical and cultural resources within the Sector Plan area. Add eligible sites to the County's Designated Cultural Resource Properties.

2. To ensure increased preservation of historical resources than typically achieved in Prince William County, applicants should:

1) Identify, at the time of rezoning and special use permit application, cultural and historic resource sites;

2) Identify preservation areas in the conditions of approval or proffered general development plan;

3) Establish preservation areas as conservation easements to achieve county requirements for cultural and historic resources and assurance that such areas are recorded in the land records.

3. Expand the Buckland Historic District to include property west of Rt. 15 and north of Rt. 29 in eligible areas. The Land Use Classification in that area should be Agriculture/Estate to reinforce this policy.

4. Consider the impacts of proposed development on Manassas National Battlefield Park, Conway Robinson Memorial State Forest, the Buckland Historic District, and the Historic town of Haymarket including the viewsheds of those areas.

5. Transportation improvements should be planned in a way so as not to adversely impact historic, archeological, and architectural resources in and immediately adjacent to the Sector Plan area. Identify the resources at risk of impact from proposed and planned transportation projects within the Sector Plan area.

INTENT

This Economic Development Plan seeks to guide and encourage development that is in keeping with economic reality, and that does not promote the scattering of development on small, dislocated parcels thus promoting an undesirable increase in traffic congestion, and air pollution. It further seeks to enhance the Quality of Life of present and future residents by providing neighborhood schools, recreation, jobs and amenities. It also seeks to encourage development that is carefully planned, aesthetically pleasing and that promotes a positive image.

ED-POLICY 1: THE OVERARCHING STRATEGY FOR THE GREATER GAINESVILLE AREA AND THE SECTOR IN PARTICULAR IS TO ENCOURAGE THE CREATION OF NEIGHBORHOODS THAT CONSIST OF HIGH QUALITY RESIDENTIAL ENVIRONMENTS THAT INCORPORATE WITHIN THEIR BOUNDARIES MANY OF THE CHARACTERISTICS OF A BALANCED COMMUNITY. THIS MEANS JOBS, SCHOOLS, SHOPPING, RECREATION AND AMENITIES IN THE IMMEDIATE VICINITY - WITHIN WALKING DISTANCE IF POSSIBLE.

ACTION STRATEGIES:

1. Discourage heavy industrial businesses that contribute to air, noise and light pollution and businesses that require a large degree of truck traffic.

2. Promote desirable businesses including clean, light industrial, research and development, office, information technology, medical, and services that are compatible with and provide services and jobs for present and future residents.

3. Encourage the development and creation of professional / technical employment opportunities

4. Local serving retail businesses at the neighborhood scale are encouraged, especially those that would be incorporated into a Village Center.

ED-POLICY 2: IN ORDER TO EMPHASIZE THE IMPORTANCE OF CREATING AN AESTHETICALLY PLEASING IMPACT UPON ENTERING THE AREA AND THUS ESTABLISHING A POSITIVE IMAGE FOR THE AREA THE FOLLOWING ACTION STRATEGIES ARE PROVIDED:

ACTION STRATEGIES:

1. The three main roads within the Sector Plan (Route 29 - aka Lee Highway, Route 15 - aka James Madison Highway, and Route 55 - aka John Marshall Highway) should be designated as Gateway Zones. New construction should be required through special guidelines to have large setbacks, substantial buffering, and high quality landscaping and streetscapes. Signage should be attractive and unobtrusive, and restricted to the minimum needed to identify the business.

2. Prince William County should provide funding to re-establish the areas along the three main roads within the Sector. The funds should go toward landscaping, attractive public signage and the clean up or fencing of specific areas as necessary.

3. Within the Village Center commercial core of 30 acres, retail use will be considered a primary use.

ED POLICY 3: FOR ANY EMERGING COMMUNITY TO MAINTAIN ITS DESIRABILITY AS A PLACE TO LIVE, WORK AND PLAY AND TO ASSURE ITS ECONOMIC VIABILITY, IT MUST BE ABLE TO PROVIDE ACCESS TO ITS JOBS, SCHOOLS, SHOPPING, RECREATION AND AMENITIES. THERE ARE A NUMBER OF WAYS TO ACCOMPLISH THIS GOAL INCLUDING THE PROVISION OF ALTERNATE MEANS OF TRANSPORTATION SUCH AS RAIL AND BUS. BUT THE DOMINANT MODE OF TRANSPORTATION REMAINS THE AUTOMOBILE. CONSEQUENTLY IT IS INCUMBENT ON GOVERNMENT TO FOLLOW A MEANINGFUL STRATEGY THAT INSURES THAT ACCESS BY THIS COMPONENT OF THE TRANSPORTATION NETWORK IS MAINTAINED AT AN ACCEPTABLE LEVEL OF SERVICE.

ACTION STRATEGIES:

1. Level of service "D" or better must be maintained at all major roads and intersections in the Sector Area.

2. Require development proposals to include provisions for road access and structures to support proposed and existing public transportation opportunities.

INTENT

The Sector Plan area is located within the watershed for the Occoquan Reservoir including Lake Manassas, drinking water source for approximately one million Northern Virginia residents. The presence of large areas of Category 3 soils and the significant amount of non-tidal wetland areas within this area are recognized as meaningful components of the land use planning process.

EN-POLICY 1: PRESERVE THE EXTENSIVE RIPARIAN AND OPEN SPACE AREAS IN THIS SECTOR PLAN AREA, RECOGNIZING THEIR FUNDAMENTAL ROLES IN MAINTAINING THE HEALTH OF THE OCCOQUAN WATERSHED AND IMPROVING THE OVERALL APPEARANCE OF THE AREA.

ACTION STRATEGIES:

1. To ensure increased preservation of undisturbed lands than typically achieved in Prince William County, applicants for re-zonings or special use permits will identify intermittent streams beyond the Chesapeake Bay Resource Protection Areas, as defined by current County maps. The Preservation Area Site Assessment (PASA) process, as described in the Design and Construction Standards Manual, will not be used to reduce or eliminate intermittent streams shown on USGS or County maps. Identification standards established by the Chesapeake Local Assistance Board will be used to identify intermittent streams during any PASA process. A minimum of 75 foot wide undisturbed areas will be provided around intermittent streams as part of the conditions of approval or proffered general development plans. Establish preservation areas as conservation easements to achieve County requirements for tree canopy coverage, open space, water quality, and assurance that such areas are recorded in the land records.

2. To ensure increased protection for water quality and maximize the cumulative benefits achieved through preservation of riparian buffer areas, identify areas where contiguous undisturbed space between parcels can be achieved at the time of the rezoning and special use permit application.

3. To ensure increased protection for water quality, maximize the cumulative benefits achieved through preservation of non-tidal wetland areas and support the Commonwealth of Virginia's No Net Loss of Wetlands commitment, identify existing non-tidal wetlands throughout the sector plan area and submit data to the Virginia Department of Environmental Quality.

4. To ensure increased protection for water quality and to protect developed areas from negative impacts associated with rising waters, provide a flood plain overlay map for the Sector Plan area. Provide for preservation of undisturbed lands located within the mapped flood plain as part of the conditions of approval or proffered general development plans.

5. During the rezoning and special use permit review process, require 100% redundant erosion and sediment control devices and low-impact development techniques. Measure pre- and post-development turbidity and require water quality monitoring programs as part of the conditions of re-zonings and special use permits.

6. Applicants should identify, at the time of rezoning and special use permit application, limits of clearing and grading, drain field locations, non-tidal wetland and tree save areas in the conditions of approval or proffered general development plan.

7. Achieve minimum percentages of tree preservation on a site as follows: 15% in nonresidential developments, 25% in suburban density residential developments, 40% in semi-rural developments.

8. Identify the optimal locations for regional storm water management facilities, utilizing the most up to date and effective strategies. Exercise the pro-rata share arrangements contained in the Design and Construction Standards Manual to ensure shared contribution to a regional storm water system as each development occurs in the Sector Plan area.

9. To minimize impervious surfaces, require as part of conditions of the approval process for re-zonings and special use permits, shared parking arrangements. Encourage shared cost parking structures.

10. As part of an overall preservation strategy, geared toward enhancing the overall appearance of the Sector Plan area, provide 100-foot wide strips of existing undisturbed space between new developments and existing neighborhoods. Identify boundaries for these preservation areas during the rezoning or special use permit process and in consultation with the existing neighborhoods. Provide 100-foot wide strips of existing undisturbed space along major roads to enhance the overall appearance of the area and reduce impacts to neighborhoods from noise pollution.

11. To provide for maximum protection of large trees in the Sector Plan area, field identify specimen trees as part of the rezoning and special use permit application in consultation with the County Arborist.

12. Provide contiguous woodland and open space preservation areas in the suburban and semi-rural areas for the express purpose of wildlife preservation. Establish preservation areas as conservation easements to achieve County requirements for tree canopy coverage, open space, water quality, and assurance that such areas are recorded in the land records.

13. To provide for maximum protection of the Lake Manassas water supply, encourage minimum densities of development and encourage open space adjacent to Lake Manassas and along all tributaries to Lake Manassas.

14. Prohibit clearing areas that have high potential for erosion, especially where slopes are greater that 15% and/or areas adjacent to the required buffer along perennial and intermittent streams.

15. To ensure compliance with air pollution standards, exercise pro-rata share arrangements to ensure shared contribution to public transit.

16. To ensure compliance with air pollution standards, establish an air quality monitoring station within the within one mile of the I-666/Route 29 interchange.

17. Restrict land use activities that use, store or manufacture significant quantities of toxic substances. Require the provision of the Hazardous Materials Plan and Contingency Plan wherever toxic substances are used at the time of the rezoning or special use permit application.

INTENT

FR-POLICY 1: TO ENSURE ADEQUATE FIRE AND RESCUE FACILITIES AND APPROPRIATE EMERGENCY RESPONSE TIMES WITHIN THE SECTOR PLAN AREA.

ACTION STRATEGIES:

1. The convergence of three major thoroughfares together with the propane delivery rail spur located in close proximity to the Norfolk-Southern railroad track is a matter of concern in this Sector Plan. Provisions should be considered for additional buffers or building restrictions in close proximity to the railroad right-of-way to provide an added margin of safety.

2. In addition to existing emergency response routes, permanent alternative routes must be identified in the Sector area and surrounding areas. Accidents and other emergencies can make normal routes impassible if help is needed elsewhere.

3. Provisions must be made for HAZMAT evaluations for up to a radius of one mile for the Sector and adjacent areas. This requirement is dictated by the fact that significant train derailments and major truck accidents have occurred in the area in the past.

4. Building separations on all site plans submitted will be determined to be safe based on criteria provided by the County Building Department and the County Fire Marshall prior to site plan approval.

5. A 24 hour emergency medical facility should be encouraged in the Sector area. This action strategy is in response to the recognition that no emergency medical facility is located within a reasonable distance.

6. The Gainesville Fire Department (Station # 4) located at 14450 John Marshall Highway serves the area. None of the assist stations are in close proximity to the Sector Plan area. Respective response times will vary, but a range from eight to fifteen minutes is a reasonable estimate when considering weather conditions, traffic conditions, and travel distance. Consequently, one new fire/rescue station must be placed in the Sector or adjacent area to insure exiting facilities do not exceed their capacity and to meet Level of Service travel time requirements. Acquisition of an appropriate site should be expedited and construction of the facility placed in the Capitol Improvements Program as soon as possible.

7. It is anticipated that emergency access will be compromised during various stages of the construction of the Route 29 / Linton Hall interchange, supplemental temporary fire and rescue capabilities should be provided during construction.

INTENT

GOAL

HOUSING-POLICY 1: The owner/occupied existing affordable single family housing, and existing mobile home affordable housing should be retained if at all possible.

Resident (both owners and renters) income levels for these areas must be taken into consideration in relation to County real estate taxes and housing balance.

ACTION STRATEGIES:

1. Educate and encourage existing low income and disabled residents to access County property tax relief. Such education should be carried out through an appropriate County sponsored outreach program.

2. If state law does not allow this strategy to be implemented, then a revision of state law that would permit it should be pursued.

Provide tax relief for qualifying long-term property owners whose assessments increase due to nearby development. Real Estate tax assessments of affordable housing properties, including the mobile home park(s) shall be limited to the county-wide cost of living rate of increase. In order to protect these uses, subsequent conversion of property to non-residential commercial use shall result in 100% recapture of real estate taxes to the commercial rate for the prior ten years, or to the date of adoption of the Sector Plan, whichever term is greater.

This relief shall be passed on to the residents of the existing mobile home park by:

a. Keeping the rent of the lots at a reasonable rate;

b. Helping to maintain the mobile home park's open space in an attractive and neat manner;

c. Providing additional open space areas within the mobile home park that are not required by ordinances and normal park development;

d. Requiring evergreen buffers along the perimeter of the mobile home park especially those areas that can be viewed from Rt. 29 to protect residents from noise and light and air pollution, and act as privacy screening.

3. Residential project planning, design, and development will take into consideration the needs of the elderly and special populations including the handicapped and disabled.

INTENT

Route 29 through Gainesville is a major commuter thoroughfare, and is not a destination or stopping point for the majority of those commuters. The completion of the Route 29 Linton Hall/Gallerher grade separated intersection is intended to alleviate a significant safety problem because of the presence of the at-grade crossing of Route 29 and the Norfolk-Southern tracks. The I-66/Route 29 interchange is approximately one mile east of the Linton Hall/Gallerher Route 29 intersection.

A substantial amount of residential and commercial zoning and active development exists in the sector plan area. This plan deals with this existing reality as well as existing residential land uses in areas currently zoned A-1.

It is the intent of this Long-Range Land Use Plan to recognize this existing land use and to encourage small-scale retail that would be used primarily by local neighborhoods; to encourage the transition of the majority of the existing heavy industrial/commercial areas to less intrusive uses; to encourage appropriate local professional and advanced technical job creation that would allow residents to work at locations within the sector; and to encourage land use that would stimulate the development of balanced neighborhoods.

To a degree, existing zoning and development in the sector can be viewed as a start toward balanced neighborhoods, but lacking in some essential components. In part, this Plan provides an approach to improving this balance.

The intent of this Long-Range Land Use Plan is to:

• Encourage land use that would stimulate the development of balanced neighborhoods
• Encourage small scale retail supported by local neighborhoods
• Encourage the transition of the majority of the existing commercial areas to less intrusive uses
• Encourage local job creation of professional level job types that would allow a growing number of residents to work at locations within the sector
• Encourage land use that will stimulate the development of balanced neighborhoods, incorporating public facilities important to engendering an atmosphere that reinforces the sense of community
• Create environments that do not require automobile use for access to schools, jobs, shopping, recreation public facilities and other amenities;
• Provide alternate means of access to jobs

Neighborhoods that incorporate a balance of jobs, shopping, schools, recreation and amenities are the goals of any rational land use plan. Such neighborhoods are considered balanced. At Gainesville this goal can be realized by the creation of a Village Center on an appropriate scale. This Village Center neighborhood will be the "Core" for unifying the surrounding neighborhoods. A major feature of such a "balanced" Village Center is access to jobs, shopping, schools, recreation and amenities that do not require automobile travel. Thus, alternate modes of multi-occupant travel possibilities are to be provided in a phased development of the Village Center. These would include a VRE station and bus service from the surrounding neighborhoods to the Village Center and the VRE station.

Parks are an important ingredient of any community and are contributors to the quality of life of people in the area. A major park accessible from each of the neighborhoods would be a desirable feature in the Gainesville Sector. The location of such a park needs to be decided collectively by the residents of the Gainesville area.

ACTION STRATEGIES:

Residential Transition - Area I

This area includes the largest contiguous sub-area in the sector. It is dominated by Semi-Rural Residential (SRR) planning, intended to act as transition from the more intense development to the east and the Rural Area to the west. The area is defined by Route 15, Route 29, Carver Road, Old Carolina Road and the boundary of the Town of Haymarket. Additional areas, 55 acres on the east side of Carver Road and 84 acres south of Route 29, have been designated SRR.

Clustering in these areas would be encouraged.

LU-1	Clustering is encouraged in order to facilitate the use of public sewers.
LU-2	The two parcels within the SRR sub-area, previously zoned R-20 and R-10, would be designated SRL in conformity with that zoning.
LU-3	The parcel west of Route 15 and north of Route 29 is designated A/E and is further recognized as being eligible for designation as part of a Historic District.
LU-4	A sub-area south of Rte. 29 at the western boundary of the Sector is designated A/E.
LU-5	A narrow triangle of land south of Rt. 29 previously zoned is planned as SRL in conformity with that zoning.
LU-6	A sub-area south of Rte. 29 generally between Lake Manassas Drive and Baltusrol Drive and north of Turtle Point Drive is designated SRR.
LU-7	A zoned parcel, approximately 3.7 acres, lies at the far western end of the sector plan north of Rte. 29 and approximately 1200 ft from the Route 29/Route15 intersection. The CEC planning designation underlying the B-1 use on this property will remain CEC with the restriction that the uses are limited to full service restaurants.
LU-8	The density range and housing types are:
	Suburban Residential Low (SRL) - The housing type is single-family detached. The density range is 1-4 units per gross acre.
	Semi-Rural Residential (SRR) - Residential development in SRR areas will occur as single-family dwellings, at a density of one dwelling per 1-5 gross acres. Where more than two dwellings units are constructed, as part of a residential project in the SRR classification, the average density within that project should be one dwelling unit per 2.5 acres on a project-by-project basis.
	Agriculture/Estate (A/E) - Residential development in A/E areas will occur as single-family dwellings, at a density of one dwelling per 10 or more gross acres.
LU-9	Use of cluster housing in residential developments is preferred as a means to protect natural vegetation and the topographic features of the area and to concentrate construction in order to minimize the intrusion of man-made structures on and alterations to the surrounding environment. The resulting residential density may not be greater than that possible under conventional development standards. Expanded requirements to Section 32-300.50 and 32-300.60 of the Zoning Ordinance should be analyzed and applied to ensure quality residential areas. Dedication of conservation easements for all open space and conservation areas would be required. In SRR areas clustering will be limited to no greater than one dwelling unit per acre when public sewer is available.

Residential - Area II

This area contains all of the higher density sub-area within the sector. It also contains a number of commercial areas, and some public land. It is the principal entryway into the Town of Haymarket. On either side of Route 55 those areas zoned as A-1 have been designated as SRR. One area to the south of Tyler School has been re-planned as SRR because such use is more in keeping with an elementary school than the current retail and industrial designation.

The area is divided by the presence of the Norfolk Southern railroad tracks and a substantial wetland area created along both sides of the North Fork Creek. This waterway creates a significant designated Environmental Resource (ER) area.

LU-10	An attractive and compatible corridor along Route 55 as it approaches the Town of Haymarket is essential to generating a sense of neighborhood and preserving the essence of the area. Housing in the area should be compatible with Tyler Elementary School and should complement it.
LU-11	The south side of Route 29 from Baltusrol Blvd. To Linton Hall Rd. will be greatly affected by the Rt29/Linton Hall/Gallerher Road intersection. This area is recognized as having the potential of becoming a well-designed corridor. It is contiguous to two major high quality residential developments - Virginia Oaks, and Lake Manassas. The sub-area south of Rte. 29 bordering the SRR sub-area of Area I on the west and ending approximately 500 feet west of Old Linton Hall Rd. is designated RPC. This designation extends the two existing parcels of RPC designated land.
LU-12	For SRR designated sub-area, both Clustering (see Action Strategy LU-11) and substantial (minimum of 75-100 foot) Buffering should be employed to minimize the visual and noise impact of the Norfolk-Southern Railroad, Route 29, Route 55, Route 15, and I-66. For those sub-areas designated SRR, clustering is especially desirable and encouraged as a means of facilitating the use of public sewers in environmentally sensitive areas.
LU-13	The housing types and their respective density ranges are:
	Residential High (SRH)eferred housing type in this classification is multifamily. The density range is 10-15 dwelling units per gross acre.
	Suburban Residential Medium (SRM) - The preferred housing type is this classification is single family detached, but up to 25% of the total land area may be single family attached. The density range is 4-6 dwelling units per acre.
	Suburban Residential Low (SRL) - The housing type is single-family detached. The density range is 1-4 units per gross acre.
	Semi-Rural Residential (SRR) - Residential development in SRR areas will occur as single-family dwellings, at a density of one dwelling per 1-5 gross acres. Where more than two dwellings units are constructed, as part of a residential project in the SRR classification, the average density within that project should be one dwelling unit per 2.5 acres on a project-by-project basis.
	Semi-Rural Residential Extended (SRR5) - Residential development in SRR5 areas will occur as single-family dwellings at a density of one dwelling per 5-10 gross acres.

Employment Center (CEC) - Area III

The land sub-area designated as Community Employment Center consists of a number of dispersed parcels, all of which are in or adjacent to residential land uses in the sector. Uses of these designated sub-areas will be in conformance with the Comprehensive Plan, except that office use will be restricted to low-rise office.

LU-14	For non-mixed use commercial projects, development is to be buffered from residential land uses in such a way as to substantially mitigate traffic, noise and visual impacts on residential areas and historical communities.

Flexible Employment Center - Area IV

Area IV is designated as flexible employment center (FEC). One sub-area west of Wellington Road, previously planned as industrial employment and neighborhood commercial, has been changed to FEC. Two other sub-areas between I-66 and Route 55/Gallaher Road have been changed from CEC and Neighborhood Commercial (NC) to FEC.

LU-15	The use of Area IV will be in conformance with the uses described in the Comprehensive Plan, except that projects may include low to mid-rise offices, and research and development, and retail will be restricted to not more than 5% of the gross area.
LU-16	Development other than Office is to be buffered from residential land uses in such a way as to substantially mitigate traffic, noise and visual impacts on residential areas. Such buffering should be a minimum of 100 ft.

Regional Commercial Center - Area V

This area is primarily the area known as the Gateway Center and is designated as RCC. It will continue to be a major retail center for the Linton Hall, Route 29, Route 15 and Route 55 corridors.

LU-17	Uses in Area V will be in conformance with the Regional Commercial Center (RCC) uses described in the Comprehensive Plan, except that residential housing will not be allowed.
LU-18	A minimum of 75 foot buffers are required between development in this area and Route 29,with provision for attractive and consistent streetscape along the Linton Hall frontage.

Regional Employment Center - Area VI

The Regional Employment Center (REC) is located adjacent to (and is part of) the Heritage Hunt development and the intersection of Route 29 and I-66.

LU-19	The use of Area VI will be in conformance with the Regional Employment Center (CEC) uses described in the Comprehensive Plan as currently proffered.
LU-20	Buffering of this area from the adjoining SRR area will be a minimum of 100 ft.

Village Center (CEC-VC) - Area VII

The village center is intended to function as the focal point of the area, and to unify it. It will become one of the "neighborhoods" of the region. Its design is to be pedestrian friendly, with a limited scale commercial center. The adjacent VRE station will provide an alternate mode of access to jobs closer to the metropolitan core. Its design should incorporate such critical features as recreation facilities, child care facility, a kindergarten through grade two facility and other amenities. The Village should be designed with unifying streetscape and architectural concepts. A key feature for the Village Center will be the ability to walk to the VRE station. Bus shuttle service from within and without the Sector is also critical to providing an alternate means of access to core job location for a large number of residents.

LU-21	The commercial center of the Village will be limited to 30 acres exclusive of the VRE station. The intended land uses include: office, research and development, and lodging; retail and retail services; entertainment and recreation; mixed use residential.
LU-22	The residential component of the Village will be outside of but adjacent to the core and will consist of the following: multifamily or mixed use residential units not to exceed 200 units; single family attached residential units not to exceed 300 units. single family detached "carriage" units not to exceed 150 units.
LU-23	Phasing of the commercial and residential development in the Village is required to ensure that the mixed use concept is fully realized. The concurrent development of the residential, commercial and the VRE station is an integral component and critical to successful implementation of this plan. The following guidelines will be followed: the VRE station must be completed and in operation at the time the 300th residential unit is occupied. development of the Commercial Center, with the exception of K-2 and daycare facilities, will not be initiated until construction of the VRE station has been initiated.
LU-24	The residential component of the Village will be developed using the following guidelines: a maximum 450 single family attached and detached units, clustered to leave generous areas of green space between clusters; an active recreation park at the neighborhood scale (5-10 acres) will be available when the 200th residential unit is occupied
LU-25	A Village "Inn" is a desirable component of the Village Center. Such an Inn should be compatible with the architecture of the Village and should not exceed a maximum of 50 rooms. Such an Inn at the "Bed and Breakfast" scale can be a viable component with as few as 15 rooms.
LU-26	Means of minimizing the increase in traffic on the four major roads that transect the Sector is a major goal. Among the ways of accomplishing this goal is to encourage the use of both the VRE and carpooling. In order not to induce additional traffic on these roads, parking facilities designed to serve the primary commuter traffic need to be constructed either outside the sector or at the western perimeter boundary of Route 29 and the southern perimeter boundary on Linton Hall Road. These commuter parking facilities would be served by Omnilink/VRE shuttle to the VRE station's platform on Wellington Road.
LU-27	A broad green belt and physical barrier will be used to buffer the Village Center and adjacent residential units.
LU-28	The Planned Mixed use District and a Village Center special use permit should be used to implement the appropriate mixed use development in this area based on the requirements of LU-23 - LU-26.
LU-29	Two areas north of Route 29 are designated as A/E. These designations recognize Historic Mount Pleasant Baptist Church on Route 29, and historic Gainesville United Methodist Church on the east side of Route 55.

The Comprehensive Plan chart and Map shows a projected Waverly regional library (number 15) and a projected Gainesville community library (number 11), both north of I-66. The 1998 Plan also shows a projected Braemar community library (number 16) and a projected Linton Hall community library (number 13) in the far region of the Linton Hall area to the south.

The Capitol Improvement Plan and the 1998 Comprehensive Plan are in conflict regarding the regional library at Waverly and this conflict must be resolved.

ACTION STRATEGIES:

1. A mini library must be planned in the Village Center in order to ensure that the Village Center achieves a sense of community.

2. Based on a Levels of Service assessment for the Sector and its environs, either a community or regional library should be considered for a location that could serve the residents of the Sector area. Such a site presently exists at Waverly and should be given primary consideration. Providing this facility should be expedited.

3. If, in the process of re-assessment of the needs of the Sector and its environs, additional facility needs are identified, the Sector area should be given priority consideration. In particular the area south of Route 29 would be a desirable location for such additional facilities. Expedited acquisition of a suitable site for such identified additional facilities is encouraged.

4. Expedite a resolution of the problem of the probable closing of the Long Park Mini-Library and the disruption in service to the residents that such closing would represent.

ACTION STRATEGIES:

1. Encourage cluster development to preserve undisturbed areas adjacent to the proposed magnet school and for the designation of a significant acreage for active recreation uses.

2. To ensure adequate active recreation facilities within the Village Center area, provide a 10-acre park and encourage shared contributions toward acquiring land and development of recreation facilities.

3. To encourage increased recreation facilities at the neighborhood scale, provide a 10-acre park at the eastern section of Tyler Elementary School and develop recreation facilities in a manner than maximizes woodland preservation. Ensure public access to this facility by providing pedestrian access over Route 55.

4. Encourage incorporation of informal open space within new development.

5. Development of recreation facilities in the defined flood plain is prohibited.

6. To ensure that the public of all ages is able to take full advantage of active recreation facilities within the Sector Plan area, provide for pedestrian access to all facilities where major roadways serve as a barrier.

INTENT

WA-POLICY 1: REQUIRE ALL NEW DEVELOPMENT IN THE SECTOR PLAN AREA TO BE CONNECTED TO PUBLIC WATER.

ACTION STRATEGIES:

1. Construct new water lines in the Sector Plan area to have the least environmental impact.

a. Develop the Sector Plan area with an appropriate arrangement of land uses and construction techniques to preserve the water quality of the Occoquan watershed and protect the public water supply in the Manassas Lake and Occoquan Reservoirs.

b. Connect all new development to public water.

INTENT

PS-POLICY 1: To ensure appropriate response times for public safety issues.

ACTION STRATEGIES:

1. Based upon projected population, commercial growth, and citizens' calls for service, the County Police Department has identified the need for a seven acre parcel of land for a regional police station to service the Sector area and the surrounding general area of the county. Acquisition of an appropriate site should be expedited. This site should be within or immediately adjacent to the Sector area.

2. Facilitate the police Department's ongoing efforts to promote community policing initiatives including:

a. increased presence/visibility;

b. working closely with business and neighborhoods to address community problems and issues effectively;

c. provide appropriate staffing needs;

d. promote the increased use of pedestrian and bicycle officers for neighborhoods.

3. The Prince William County Police Department shall cooperate with the Fire and Rescue Department to insure that a HAZMAT evacuation program addressing a one mile radius in the Sector area is developed and in place.

4. The adequacy of police response times for alternate routes to all neighborhoods shall be reviewed.

INTENT

Locating schools in close proximity to neighborhoods is highly desirable as a means of defining and unifying communities. Neighborhood schools, particularly at the primary level, have been shown to have a significant positive impact on family involvement and student achievement.

Accordingly, the Carver Road elementary school site, located within the Sector area is recommended.

Tyler Elementary School also is located with within the Sector area. The P.A.C.E. West School is located primarily within the Town of Haymarket and partially within the Prince William County portion of the Sector area. Both of these schools are in use currently. Their continued operation is recommended.

ED-POLICY 1: ENSURE, THROUGH PUBLIC AND PRIVATE EXPENDITURES, THE TIMELY PROVISION OF SCHOOL SITES AND FACILITIES THAT SERVE PRINCE WILLIAM COUNTY SCHOOL CHILDREN WITHIN THE SECTOR PLAN AREA, WITH AN EMPHASIS ON MINIMIZING TRANSPORTATION REQUIREMENTS FOR STUDENT TRAVEL TO AND FROM SCHOOL AS WELL AS ENHANCING EDUCATIONAL RESEARCH OPPORTUNITIES ASSOCIATED WITH CLASSROOM ACTIVITIES.

ACTION STRATEGIES:

1. Establish a magnet high school focused on science and the environment in the Sector at or near the area identified on the land use map.

2. Expedite the construction of the Somerset Elementary School so that it will be available for the growing student population from Somerset and nearby neighborhoods.

ACTION STRATEGIES:

S-1	For residential development in the SRR5 area the use of public sanitary sewers is required for clustered development.

INTENT

TELE-POLICY 1: SHARING OF TOWERS SHALL BE ACCOMMODATED TO THE MAXIMUM EXTENT POSSIBLE. WATER TANKS MAY BE USED SUBJECT TO THE ACTION STRATEGIES BELOW. ADDITIONAL TOWERS IN THE SECTOR AREA ARE UNDESIRABLE.

ACTION STRATEGIES:

T-1	Proposed new towers in the sector must be demonstrated to be needed, and that there is no functionally suitable location outside the sector.
T-2	Any additional towers in or immediately adjacent to the residential parts of the Sector area shall be disguised.

INTENT

Transportation level of service "D" or better is essential to quality of life, business success, and the health, safety, welfare, order, and convenience of our inhabitants as required by Virginia Code. Level of service "D" means the ability to maneuver is severely restricted due to traffic congestion, and only minor disruptions can be absorbed without service deteriorating. Level D is the worst citizens should be expected to tolerate for major roads and intersections in the area.

This Sector Plan is designed to mitigate existing traffic and to minimize future increases in traffic within and through the Sector area.

Because it is well know that transportation requirements are magnified by more intensive land use, any change in the land use proposed in this plan must be carefully evaluated for its transportation impact within and on the Sector.

Intensive development of the Sector Area is certain to overwhelm the existing transportation network and any planned improvements in the network within or adjacent to the Sector Area.

In addition to the existing and proposed development in the Sector area, developments outside the sector affect roads within the Sector. Traffic generated by such developments must be measured in modeling, planning and in traffic impact analyses. Background traffic severely stresses the major roadways and intersections within the sector.

Both modeling and any Traffic Impact Analyses shall include but not be limited to:

• External traffic
• Nissan Pavilion traffic
• Manassas National Battlefield Park traffic
• Brentsville District and Gainesville District traffic which affect this area.

These impacts must be taken into modeling consideration as background information for all roads and intersections in the area. The funding of all transportation infrastructure, and the guaranteed date of completion of transportation projects must play a leading role in the development of the area.

GOAL: PROVIDE FOR THE FREE FLOW OF INTERNAL AND EXTERNAL TRAFFIC WITHIN THE SECTOR PLAN.

TR-POLICY 1: IMPROVE SERVICE LEVELS OF ALL TRANSPORTATION MODES WITHIN THE DESIGNATED SECTOR AREA WITHOUT IMPOSING SEVERE TRAFFIC PROBLEMS ON OTHER NEARBY ROADS AND INTERSECTIONS.

ACTION STRATEGIES:

1. Annual traffic modeling, and TIA's must include background traffic for a minimum of a one-mile radius from the sector boundaries. Traffic generators at greater distances should be considered if deemed to impact transportation in the sector area.

2. Funding, and completion dates of transportation infrastructure must be addressed in all applications and staff reports for projects which result in traffic increases.

3. All development on Rt.29 and in the area must be phased to coincide with improvements, which bring the level of service up to Level "D". The level of service of "F" exists on Rt.29 near the I66 interchange at several times of the day,

4. Traffic impacts on historic Buckland must be taken into consideration. If deemed appropriate, a four lane Spur from Rt.29 to I66 could be constructed for through traffic. The location would be west of Beverly Road. The Spur would be approximately four miles long, and shall have no ingress or egress except at Rt.29 and I66. The Spur would require buffering. If it is constructed, all eastbound through truck traffic must be restricted and routed onto the spur rather than using Rte. 29 through Gainesville. Similarly, westbound through truck traffic on I-66 and southbound through truck traffic on Rte. 15 should be directed to use the spur to access Rte. 29. Informational signs encouraging through traffic to make use of the spur should be included.

5. A VRE train track spur and train station shall be constructed in the Village Center. This will serve not only the Village Center but also the Nissan Pavilion traffic which is located about 2000 ft southwest of the Village Center. The VRE will not have parking, and will be accessed by Omni-link or walking.

6. Omni-link shuttle service must be scheduled from major neighborhoods to the Village Center.

7. Parking for Omni-link must be located near the western end of the Sector, and on Linton Hall near the southern boundary to the Sector.

8. Traffic signals on Rt. 29 west of the I66 / Rt29 Interchange must be timed to allow 45 mile per hour speeds.

9. For traffic movement, new traffic signals that are not already proffered should not be considered on Rte.29.

10. Consider building service access roads along Rt.29 where deemed appropriate.

11. Access to the Hillwood Mobile Home Park should be consolidated to a single access on Rte. 29 opposite Virginia Oaks Drive.

NONMOTORIZED ACTION STRATEGIES:

1. HCOD's must be updated and brought up to PWC standards for Route 29, Interstate 66, and Route15, for safety and to insure against visual clutter. HCOD's should be considered for Linton Hall and Wellington south to Piney Branch Road. All HCOD's should be reviewed annually. Streetscapes for Heathcote, Rt.55, Haymarket By Pass, and the East - West Connector must be incorporated into the planning process.

2. To insure against light pollution all street and highway lighting shall be kept to a minimum. This protects against glare and eye adjustment into the protected rural areas. It also protects the Observatory on the Mountain.

3. Rt.29 and Rt.15 shall have/retain a green median planted with appropriate trees. This is for safety and for aesthetics in the area.

4. Noise from I66 shall be considered in relation to residential properties. Noise barriers shall be constructed as needed. Buffers on Rt.15, Rt29, Linton Hall, and I66 shall be used as appropriate to protect residential properties.

5. To insure against smog and decreased visibility, and to comply with the Federal Clean Air Act, a monitoring station shall be located within less than one mile of the I66 / Rt.29 Interchange in the development area.

THOROUGHFARE MAP STRATEGIES

1. MA-28, the East-West Connector between Wellington Road and Rt.29, should be constructed as soon as possible.

2. MA-31, between Wellington Road and Linton Hall, should be slated for early construction. Anything not proffered should be added to the 6 year plan, funding secured and construction expedited.

3. MC-31, as shown on the 1998 adopted Thoroughfare Plan Map, no longer has a valid use and is deleted from this Plan.

4. MA-10, between Old Carolina Road and Rt.15, should be realigned as shown on the Sector map to avoid going through a residential area and crossing a major part of a designated Environmental Resource area.

5. MC-22, Old Carolina Road between Rte. 29 and Rte. 55, should be downgraded from a major collector to a minor collector.